Section 10-A2502. IM-1.1 DEVELOPMENT REVIEW

 

2502.1The development review process provides one of the most effective means of carrying out Comprehensive Plan policies. Projects requiring review by staff, the Board of Zoning Adjustment, and the Zoning Commission may be tied to findings of consistency with the Comprehensive Plan, or at least to evaluations that consider relevant Comprehensive Plan policies. Development review also provides a means of evaluating the impacts of major projects on public services and the natural environment, and assessing the compatibility of proposed design with adjacent uses and neighborhood character. The latter assessment is particularly important in historic districts, where review by the Historic Preservation Review Board also may be required. 2502.1

 

2502.2Of course, not all projects are subject to review. Much of the city’s development is permitted as a matter-of-right under existing zoning, affording few opportunities for the Office of Planning to determine Comprehensive Plan consistency. In the future, methods of increasing the scrutiny of matter-of-right projects may be needed, particularly with respect to urban design and environmental impacts. This could include adjustments to the thresholds for projects requiring “Large Tract Review”, implementation of a Site Plan Review process, changes to the city’s Environmental Impact Screening Forms, and additional standards to ensure that development sufficiently mitigates its effects on traffic, parking, infrastructure, and public service needs. 2502.2

 

2502.3Review and modifications to the Planned Unit Development (PUD) process and regulations are also needed. PUDs were originally conceived as a way to develop large tracts of land more creatively than was allowed by matterof- right zoning. Creative design has been further incentivized through the granting of additional building height and density by the Zoning Commission in exchange for public benefits such as affordable housing and open space. The Zoning Regulations establish minimum lot area standards for PUDs, ranging from two acres in low- and moderate-density residential districts to 15,000 square feet in high-density and commercial zoning districts, with provisions for reductions to these standards included in the Regulations. Public benefits are generally provided onsite, but may also be provided in the surrounding area, subject to specific provisions set forth by zoning. 2502.3

 

2502.4While this process allows for significant public input and often results in superior design and amenities, it has been criticized in some parts of the city. Throughout the Comprehensive Plan revision process, concerns were expressed about the location and extent of public benefit amenities, the level of additional density that may be granted, and a perceived lack of predictability. As the District sets out to revise its Zoning Regulations, careful evaluation of the PUD thresholds, standards, and waiver conditions is recommended. 2502.4

 

2502.5Policy IM-1.1.1: Mitigation of Development Impacts

 

To the greatest extent feasible, use the development review process to ensure that impacts on neighborhood stability, traffic, parking and environmental quality are assessed and adequately mitigated. 2502.5

 

2502.6Policy IM-1.1.2: Review of Development in Surrounding Communities

 

Increase the District’s participation in the review of development projects located in neighboring jurisdictions along the District’s boundaries in order to promote land use compatibility and more effectively address traffic and parking issues. 2502.6

 

2502.7Policy IM-1.1.3: Relating Development to Infrastructure Capacity

 

Ensure that development does not exceed the capacity of infrastructure.  Land use decisions should balance the need to accommodate growth and development with available transportation capacity, including transit and other travel modes as well as streets and highways, and the availability of water, sewer, drainage, solid waste, and other public services. 2502.7

 

2502.8Policy IM-1.1.4: Incentives for Achieving Goals and Policies

 

Allow the use of zoning incentives such as increased height and density in appropriate locations as a tool for achieving Comprehensive Plan goals and policies. 2502.8

 

2502.9Policy IM-1.1.5: Development Approvals and the Comprehensive Plan

 

To the extent they are relevant, consider the goals and policies of the District Elements in the approval of planned unit developments, variances, campus plans, special exceptions, large tract reviews, and other projects requiring review. 2502.9

 

2502.10Policy IM-1.1.6: Studies Preceding Zoning Case Approvals

 

Ensure that zoning case approvals such as Planned Unit Developments (PUDs) utilize: (1) transportation and infrastructure studies and recommended conditions of approval to mitigate potential impacts; (2) agreements for financing any necessary improvements, including public and private responsibilities; (3) agreements to comply with “first source employment” requirements and other regulations that ensure public benefits to District residents. 2502.10

 

2502.11Policy IM-1.1.7: Housing as a PUD Amenity

 

Consider the provision of on-site housing for low and moderate income households, seniors, and persons with special needs as an important amenity in Planned Unit Developments. 2502.11

 

2502.12Policy IM-1.1.8: Location of PUD Amenities

 

Require that a substantial part of the amenities proposed in Planned Unit Developments (PUDs) shall accrue to the community in which the PUD would have an impact. 2502.12

 

2502.13Action IM-1.1.A: PUD Regulations

 

Complete an evaluation of the District’s Planned Unit Development (PUD) regulations and procedures, including a “Best Practices” assessment of PUD practices in other large cities. The evaluation should consider minimum size thresholds, appropriate allowances for bonus height and density, the types of public benefits that may be provided, and review and approval procedures. The evaluation should also consider much stricter limitations on the extension of PUD approvals. 2502.13

 

2502.14Action IM-1.1.B: Large Tract Review

 

Complete an evaluation of the District’s Large Tract Review procedures, including a “Best Practices” assessment of large tract procedures in other large cities. The evaluation should determine if the existing threshold of 50,000 square feet for commercial projects and three acres for residential projects is appropriate, and should include provisions to preclude projects from being broken into phases as a way to circumvent the review process. 2502.14

 

notation

The provisions of Title 10, Part A of the DCMR accessible through this web interface are codification of the District Elements of the Comprehensive Plan for the National Capital. As such, they do not represent the organic provisions adopted by the Council of the District of Columbia. The official version of the District Elements only appears as a hard copy volume of Title 10, Part A published pursuant to section 9a of the District of Columbia Comprehensive Plan Act of 1994, effective April 10, 1984 (D.C. Law 5-76; D.C. Official Code § 1 -301.66)) . In the event of any inconsistency between the provisions accessible through this site and the provisions contained in the published version of Title 10, Part A, the provisions contained in the published version govern. A copy of the published District Elements is available www.planning.dc.gov.