Evening star., 1961-12-23
Planners Pose
Questions Over
Huge Complex
BY ROBERT J. LEWIS
Star Staff Writer

ton in Foggy Bottom by Italian
and American interests has run
into a couple of unexpected
snags.
The developer. Societa Gen.
erale Immobiliare of Rome, is
ready to build an apartment,
hotel and office building COM
plex on a 10-acre site adjoin-
ing the proposed location Of
the National Cultural Center.
Before proceeding, however, the
sponsor wants zoning changes
and street closings-and there's
the difficulty, it seems.
Almost two months ago, the
Fine Arts Commission expressed
some reservations about parts
of the project.
And now, it was learned to-
day, some members of the
National Capital Planning g
Commission are questioning
whether the site should be
developed at all" owing to its
strategic location.
The internationally known
building firm owns the land.
and is said to have already
made an investment Of So mil
lion or more in site acquisi-
ton and plans.
Presumably. it could under
take, without zoning change, a
development of different char
acter than it has proposed.
Zoners Consult NCPC
The planning commissions
attitude toward the project
became paramount after the
District Zoning Commission two
months ago requested NCPC
advice on the requested zoning
changes.
AS the staff planning study
proceeded, it became clear
today, the suitability of the
project for the area was
questioned by some members
of the commission.
Hesitation appears to be
based on the belief by some
commission members that the
proposed development might
dwarf the Lincoln Memorial
and visually impair the river
front area.
Questioning of the project
has been kept strictly within
the commission itself. Members
have not spoken out as the
study has proceeded.
But it is understood that a
number of members would pre-
fer not only to avoid approval
of building height increases, as
sought by the developer, but of
any construction at all on the
site.
Costly Park Favored
Use Of the land for park pur-
poses would be desirable in view
of its location, these members
are understood to believe. Such
use, of course, would require
purchase of the land by the
Government at considerable
cost.
The triangular site overlook
ing the Potomac is bounded by
Virginia avenue. New Hamp-
shire avenue, F street and Rock
Greek parkway.
The developer wants per-
mission to have the streets
closed so they could become
part of the total site, as was
provided for in the nearby Co.
lumbia Plaza urban renewal
project.
No use of Government funds
is sought for the Watergate
project, however, since the
financing would be entirely
private.
Also sought by the developer
is an increase in the permitted
building height from the pres
ent 80 feet to a new limit of
l3O feet. The technical zoning
changes requested include ap-
proval under provisions of
Article rs, and a change from
the present "R5D" to special
purpose" This would allow
street closing and the greater
building height.
Would Cut Ground Use
The developer explained at
the time of making application
that the purpose of its request
for zoning was to keep the de-
velopment more open and
park-like, and minimize ground
coverage by buildings.
Closing of the streets and
inclusion of this land in the
project area would substantially
increase the extent of the total
site.
However. the developer
pointed out that, under pres
ent zoning, a lot occupancy of
rs per cent is permitted, leav-
ing rs per cent in open area,
plus the existing streets.
Under the developers pro-
posal, a land coverage of 80
per cent in high-rise buildings
is contemplated, it was ex-
planned, plus a coverage of 9
per cent by town houses and
their private gardens. These
percentages are figured on the
basis of the total area, in which
the streets are included.
Public Groups Approached
The 100-year-old developing
firm has proceeded carefully
with its plans, and has en-
deavored automatically to see
that presentation of the Water
gate program was made to in
fluential public-interest organi-
cations, as well as to the Fine
Arts Commission, District Off
cials and the planning COM
mission
! Such presentations were made
to the committee of 100 on the
Federal City about a month