The Potomac River waterfront is one of the most desirable locations for live, work and play in the Washington Metropolitan area, yet it is either fully developed or reserved for parkland along the entire DC/Virginia line. EYA found a unique opportunity for an office-to-condo conversion in what was an obsolete 30-year-old office building in Old Town Alexandria. The building is perfectly situated on the waterfront, steps to the shops of Old Town, with immaculate views of DC and the river. Normally, current zoning restrictions would prohibit a building of its size to be built on the location, but the existing non-conforming use allowed EYA to maintain the building’s height, structure and footprint to maintain a total FAR which now allows for 60 luxury waterfront condominiums. The former office building was stripped down to its concrete frame and redeveloped as The Oronoco Waterfront Residences. These one-level expansive living spaces are highly appealing to empty nesters seeking space comparable to their former single-family homes. The residences feature premium finishes and the building offers unparalleled amenities including heated outdoor pool with bathhouse, outdoor kitchen, fitness center with yoga room, 2-story lobby with concierge, dog washing station and more. Spacious units up to 3,500 s.f., floor-to-ceiling windows, premium waterfront and city views, and walkable location make The Oronoco a model project for obsolete office buildings in markets where there is declining office demand.